Buying Property in Spain as a Foreigner — 2026 Guide
In 2026, Spain remains one of the most attractive destinations in the world for a second home, a relocation or a pure investment. Climate, legal certainty, public healthcare, direct flight connectivity from across Europe, the Middle East and the Americas, and a real estate market that combines vibrant cities with the Mediterranean coast — the equation is hard to beat.
Buying from abroad is not exactly the same as buying locally. There is a structured process — not a complicated one — that you should understand before signing anything.
At Sunny Home Deals we work every year with international buyers, digital nomads, retirees and global investors entering the Spanish market. This guide brings together everything you need to know to do it right.
Can a foreigner buy property in Spain?
Yes — with no nationality restrictions. Spain allows property purchases by citizens of any country, whether they reside in Spain or not, as individuals or through a company. You do not need Spanish residency to own a home here.
The only mandatory requirement is to obtain an NIE (Número de Identificación de Extranjero) — the fiscal equivalent of a national ID number for non-Spaniards.
The NIE: your first step
The NIE is mandatory for any transaction with fiscal relevance in Spain: buying a home, opening a bank account, signing up for utilities or applying for a mortgage.
How to get it:
At a Spanish consulate in your country of residence — the most recommended route before traveling.
At a police station in Spain with a prior appointment.
Through a representative with power of attorney — the fastest option if you are already moving forward with a purchase.
The process usually takes 1 to 3 weeks through a consulate, or just a few days when handled by a lawyer in Spain on your behalf.
The real cost of buying in Spain
One of the most frequent questions — and where most mistakes happen — is the total acquisition cost. On top of the purchase price, expect to add between 10 % and 13 % extra in taxes and fees, depending on the region and on whether the property is a new build or resale.
Item | New build | Resale |
|---|---|---|
VAT (IVA) | 10 % | — |
Stamp duty (AJD) | 0.5 %–1.5 % | — |
Transfer tax (ITP) | — | 6 %–10 % by region |
Notary | 0.1 %–0.5 % | 0.1 %–0.5 % |
Land Registry | 0.1 %–0.25 % | 0.1 %–0.25 % |
Lawyer | 1 %–1.5 % | 1 %–1.5 % |
Real example: a €300,000 resale property in the Valencia region typically adds around €33,000 in taxes and fees.
Mortgages for non-residents
Spanish banks do grant mortgages to non-residents, but the conditions differ from those offered to residents:
Maximum loan-to-value: 60–70 % of the appraisal value, vs. 80 % for residents.
Term: typically up to 25 or 30 years, with a maximum age at maturity of 70 to 75.
Interest rate: slightly higher than for residents, mostly fixed or mixed.
Documentation: income proof for the last 2 years, tax returns from your country, bank statements and employment history.
Sunny Home Deals tip: working with a mortgage broker who negotiates with several banks in parallel can improve conditions by 30 to 50 basis points.
The legal process, step by step
Property selection and reservation, with a deposit of €3,000–€10,000.
Legal due diligence: your lawyer verifies title, encumbrances, planning status, community fees and the building inspection.
Arras contract: 10 % of the price, binding.
Mortgage application in parallel, if applicable.
Signing at the notary: public deed, payment of the balance and handover of keys.
Registration at the Land Registry and enrolment for local taxes.
The full process typically takes 6 to 10 weeks from reservation to completion.
What about the Golden Visa? What changed in 2025
Until April 2025, buying a property worth €500,000 or more granted access to the Spanish Golden Visa — residency and free movement within the Schengen area. That route is no longer available for new applications based on real estate purchases.
Other routes for investors and professionals remain open, however: digital nomad visa, non-lucrative residency, entrepreneur visa. If your goal was to combine investment with residency, the strategy needs to be redesigned with specialised legal advice.
Best regions for international buyers in 2026
Different buyers look for different things. These are the regions with the highest international buyer activity:
Costa del Sol (Málaga, Marbella, Estepona): mature market, high liquidity, strong demand for both short-term and long-term rental. Higher average ticket.
Costa Blanca (Alicante, Jávea, Dénia, Torrevieja, Orihuela Costa): excellent value for money, large and well-established international community, attractive rental yields.
Valencia city: urban lifestyle, food and culture, solid long-term rental returns.
Balearic Islands (Mallorca, Ibiza): premium and luxury product, low supply supports prices.
Madrid: urban second home, cultural and financial capital, very robust long-term rental demand.
Florida, USA: for buyers diversifying between Europe and North America, with focus on Miami, Orlando and the Gulf coast.
The most common mistakes we see
Signing the arras contract without an independent lawyer.
Skipping verification of registry encumbrances before paying the deposit.
Underestimating the total cost (always add 10 to 13 %).
Buying in areas with restricted tourist rental licences while planning Airbnb revenue.
Sending the international transfer without optimising the FX rate.
Where to start
If you are considering buying in Spain in the next 6 to 12 months, we recommend three steps before viewing properties:
Define your goal: second home, pure investment, relocation, or a combination.
Confirm your total budget, including the 10–13 % in costs.
Start the NIE — this is the bottleneck that most often delays closing.
At Sunny Home Deals we offer a free initial consultation for international buyers: we review your profile, the regions that fit, and build a realistic search plan.
Email us at info@sunnyhomedeals.com or book a 30-minute call directly from our website.
Frequently asked questions
Do I need to travel to Spain to buy?
Not strictly. You can handle the entire transaction from abroad by granting power of attorney to your lawyer.
Can I pay in another currency?
The deed is signed in euros. We recommend using an FX service (Wise, Currencies Direct, etc.) to optimise the rate against a traditional bank.
Will I pay annual taxes as an owner?
Yes. As a non-resident property owner in Spain, you will pay IBI (local property tax), the waste collection fee and IRNR (non-resident income tax) every year.
Is 2026 a good time to buy?
The Spanish market continues to show moderate price growth, with mortgage rates stabilised. Coastal regions and Valencia are leading international demand.
